On June 8, 2005, Education Realty Trust, Inc. provided presentation materials to the NAREIT
Institutional Investor Forum. A copy of the presentation materials is attached hereto as Exhibit
99.1.

Pursuant to General Instruction B.2 of Form 8-K, the presentation materials attached as
Exhibit 99.1 are furnished and not filed for purposes of Section 18 of the Securities Exchange
Act of 1934, as amended (the Exchange Act). The information in this Current Report shall not be
incorporated by reference in any filing under the Securities Act of 1933, as amended, or the
Exchange Act, except as expressly set forth by specific reference in such filing.

Item 9.01. Financial Statements and Exhibits.

(c) Exhibits.

99.1 Presentation Materials dated June 8, 2005.

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly
caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

When used in this communication or other written or oral communications, the words or
phrases "will likely result," "are expected to," "will continue," "is anticipated," "estimate,"
"project" or similar expressions are intended to identify "forward-looking statements" as such
many involve known and unknown risks, uncertainties and assumptions.
These forward-looking statements are subject to various risks and uncertainties, including, but
not limited to, those relating to: general volatility of the capital markets and the market price
of our Common Shares; changes in our business strategy; availability, terms and deployment of
capital; availability of qualified personnel; changes in our industry, interest rates, or the
general economy; and the degree and nature of our competition.
All forward-looking statements speak only as to the date they are made and the Company does
not undertake, and specifically disclaims, any obligation to update any forward-looking
statement to reflect events or circumstances after the date of such statements. Readers are
cautioned that the Company's actual results could differ materially from those set forth in such
forward-looking statements.
Forward-looking statements
1

Future acquisitions
Assets under contract total $12.6
million
$200 million of other potential
pipeline acquisitions
Mgmt & development company
16 assets and 9,030 beds managed
for third parties
6 third-party development projects
with 4,851beds
Company overview
Predecessor Company, Allen & O'Hara invented the student housing industry in 1964
Executive team has worked in student housing for 165 years
EDR owns and operates 25 off-campus properties
The company manages 16 third-party communities
Owned portfolio
25 assets
6,005 units/18,925 beds
One of the largest owners, managers of student housing in the U.S.
4

Unrivaled property management expertise
Pioneer of many of the industry's accepted best practices
Focus on student housing management, not a merchant
builder or multifamily manager
Longstanding Community Assistant program and other
student-oriented activities and services
Sophisticated marketing and leasing techniques which
uniquely target the student resident population
Demonstrated ability to improve RevPAB after acquiring
communities from less experienced owners
8

Operating highlights
Completed the over-subscribed initial public offering on
January 31, 2005
Was awarded four development contracts for a total of 4,444 beds
Hired Thomas Trubiana, former President and Chief Executive Officer
of American Campus Communities (NYSE:ACC), as Senior Vice
President of Development of EDR's Development Company
First quarter results in line with expectations
First quarter 2005 net loss of approximately ($6.3) million, due primarily to
non-recurring expenses of $5.1 million associated with IPO
Negative funds from operations (FFO) of ($0.3) million for the first quarter
of 2005
First quarter 2005 net operating loss of ($2.9) million, a decrease of $5.2
million over the same period last year
9

Acquisition activity
Breakdown by state
Executed roadshow plan to acquire four properties in the
first half of 2005
Currently have eight other properties in the pipeline to be
acquired by the end of 2005
10

....with opportunities for growth
Opportunities for improvement in existing operating
performance
Targeting $100mm more in acquisitions by year end 2005
$104mm acquired year-to-date
Growth in management and development fee business
Opportunity to initiate development for EDR's own account
Significant liquidity to fund growth
14